How do you buy and sell a home at the same time on the Eastside or in Seattle?
There are really two decisions: the order you do it in, and how you finance the gap. On order, you can sell first, buy first, or write a contingent offer. On financing, the tools have gotten a lot more creative. Cash-offer programs like Guild Mortgage's BuyNow Advantage, bridge loans, HELOCs and all-in-one HELOC mortgages, and securities-based lines of credit can all let you write a strong, non-contingent offer before your current home sells.
The right combination depends on four things: how much equity you have in your current home, whether you can qualify while carrying both housing payments, what other assets you have (including an investment portfolio), and how competitive the home you want is.
The timing matters more this fall than it has in years. In October 2026, King County had 4.9 months of inventory, up 40% from a year earlier, and the number of homes for sale was up about 30% in Kirkland and 41% in Bellevue. Buyers have more choice and more leverage. But with 30-year rates above 7%, the cost of carrying two homes, even briefly, is real, so the financing plan deserves as much attention as the house hunt. If you're also weighing where your next home should be, my guide to where to buy on the Eastside for more space is a good place to start.
I help move-up buyers and downsizers work through this sequencing all the time. Here's how each path works in Washington, where the creative loan products fit, and what to watch for.
Step one: choose your order
Sell first
Selling first is the most conservative path. You know your exact net proceeds before you shop, your purchase isn't tied to a second transaction, and your next offer can be non-contingent. The trade-off is timing: if the right home takes a few months to come up, you need somewhere to land. A rent-back, covered below, usually solves that.
Write a contingent offer (NWMLS Form 22B)
In Washington, an offer that depends on selling your current home is written with NWMLS Form 22B, the Buyer's Sale of Property Contingency addendum. The seller can usually keep marketing their home. If another offer comes in, they send a notice, and you have to waive the contingency or step aside by the deadline in your agreement. Under the current form, waiving can also waive other conditions, including financing, so read it closely with your broker before you sign.
Contingent offers are strongest when your home is already listed or under contract, and when the home you want isn't drawing multiple offers. With inventory up this fall, more sellers are willing to consider them than a year or two ago. But in a competitive situation, a contingent offer still usually loses to a clean one. Here's more on how to strengthen your offer without just offering a higher price.
Buy first
Buying first means you move once, on your schedule, and can write the strongest offer possible. It also means you list a vacant home, which is easier to prepare, stage, and show. My pre-listing concierge service can get it market-ready while you settle in.
The challenge is qualifying. Most lenders count both your current and new housing payments in your debt-to-income ratio until your departing home sells, and many buyers need that equity for the next down payment. That's where the financing tools below come in.
Step two: finance the gap
These are the tools I see working for Eastside and Seattle move-up buyers right now. Each lets you buy before you sell, but they draw on different assets and carry different risks.
Cash-offer program (Guild BuyNow Advantage): borrows against your approved conventional loan, backed by the lender's cash guarantee. Best for competing with cash buyers. Watch for program rules, inspection requirements, and the required title and escrow company.
Bridge loan: borrows against the equity in your current home. Best for using that equity for the down payment before you sell. Watch for short terms, fees, and a higher rate than a standard mortgage.
HELOC or All In One Loan: a line of credit against your current home's equity. Best for flexible access to equity you pay down when you sell. Watch for variable rates, and set it up before you list.
Securities-based line of credit (SBLOC): borrows against your investment portfolio. Best for funding a down payment without selling stocks. Watch for maintenance calls and forced sales if markets drop.
Cash-offer programs: Guild Mortgage's BuyNow Advantage
Guild's BuyNow Advantage lets a pre-approved buyer make an offer with no financing or appraisal contingency, so the seller sees the same certainty as an all-cash offer. If your loan isn't ready by the closing date, Guild or an affiliate buys the home with cash, you move in under a use-and-occupancy agreement, and your permanent loan closes after. It works with conventional loans and requires a 680 minimum credit score, a home inspection contingency of at least seven days, and Guild's designated title and escrow company. Guild also offers a bridge loan that can be paired with it if you need equity from your current home for the down payment.
If this sounds like a fit, reach out to me before contacting Guild directly. I work with a preferred loan officer there and am happy to introduce you, so you're starting with someone who knows these programs and how I run a transaction.
Bridge loans
A bridge loan is short-term financing secured by your current home. It gives you access to that equity for the next down payment, and it's paid off when your home sells. It's a clean way to make a non-contingent offer, but expect a higher rate and fees than a standard mortgage, and make sure you're comfortable with the payments if your sale takes longer than planned. For more ways to put your equity to work, see turn your home equity into opportunity.
HELOCs and the All In One Loan
A home equity line of credit on your current home can fund your next down payment, and you pay it off from your sale proceeds. The key is timing: many lenders won't open a HELOC on a home that's already listed, so set it up before you go to market.
The All In One Loan from CMG Home Loans takes the idea further. It's a 30-year HELOC with a built-in sweep checking account, used in place of a traditional mortgage. Every deposit goes straight to principal, which lowers the daily interest, and you can draw the equity back out as needed. For a move-up buyer, that flexibility can help when the sale and purchase don't line up perfectly. It's a different structure from a standard mortgage, so it's worth a detailed conversation about the rate and how it fits your cash flow.
Watch: how the All In One Loan works. I sat down with lender Brian Stone to walk through how this loan lets you pay down principal faster while keeping access to your equity. Watch the video on YouTube. The video was recorded a few years ago, so ask about current rates and terms before you decide.
The All In One Loan is offered through certified loan officers, and the right one makes a big difference. Reach out to me first and I'll connect you with my preferred All In One partner.
Securities-based lines of credit (SBLOC)
If a meaningful part of your net worth is in a brokerage account, a securities-based line of credit can be the fastest interim option. You borrow against your portfolio instead of selling it, so you avoid triggering capital gains, keep your investments working, and can often access funds within about a week. According to FINRA, these lines typically let you borrow 50% to 95% of your account's value, usually at a variable rate tied to an index like SOFR or prime, with interest-only payments.
The risk is market exposure. If your portfolio drops, the lender can issue a maintenance call requiring more collateral or a paydown, often within two or three days, and can sell your securities if you can't meet it, sometimes without notice. That's why an SBLOC works best as a short bridge with a clear payoff from your home sale, and why it's a conversation for your financial advisor as well as your lender.
The seller's side: a rent-back
A rent-back, also called a leaseback, lets you close your sale and stay in your home for a set period while you finish buying. It pairs well with selling first. In Washington, a written rent-back of up to three months after closing is exempt from the Residential Landlord-Tenant Act, as long as the seller was represented by a licensed broker or attorney and the home wasn't a distressed property. Anything longer is treated as a regular tenancy, so most rent-backs stay well under that limit. Buyers don't always agree to one, so it's a point to negotiate up front.
This is general information, not legal, tax, or financial advice. Loan programs and terms change and vary by lender. Talk with a licensed loan officer, your financial advisor or CPA, and a real estate attorney about your situation.
Which option fits this market?
The fall 2026 numbers favor a little patience on both sides of the move. Here's October 2026, compared with October 2025:
Median sale price: King County $860,500 (down 1.7%), Kirkland $1,200,000 (down 7.7%), Bellevue $1,327,500 (down 11.5%)
Homes for sale: King County 9,360 (up 23.0%), Kirkland 557 (up 30.4%), Bellevue 634 (up 40.9%)
Pending sales: King County 1,759 (down 15.8%), Kirkland 97 (down 25.4%), Bellevue 95 (down 15.9%)
Months of inventory: King County 4.9 (up 40.0%), Kirkland 4.9 (up 44.1%), Bellevue 5.7 (up 58.3%)
Source: NWMLS InfoSparks, all property types, data as of November 2, 2026. The 30-year fixed mortgage rate averaged 7.24% the week of October 29, 2026 (Freddie Mac).
What that means for a move-up buyer:
Your next home: with roughly five months of inventory and pending sales down 15% to 25% across King County, Kirkland, and Bellevue, more sellers will consider a contingent offer, and you'll have more time to decide.
Your current home: median prices have softened on the Eastside this fall, and with more competition, homes that are priced and prepared well stand out. Plan on a thoughtful prep and pricing strategy rather than counting on a bidding war.
Your financing: with rates above 7%, carrying two payments costs more. Compare the all-in cost of a bridge loan, HELOC, or SBLOC against selling first with a rent-back, including how long you'd realistically carry it.
A practical way to decide: if you need your home equity for the down payment and don't want to carry two payments, sell first with a rent-back, or make a contingent offer on a home that's been sitting. If you have strong equity or a sizable portfolio and the home you want is drawing interest, use a bridge loan, HELOC, SBLOC, or a cash-offer program to make a clean offer, and plan the payoff from your sale before you write it.
A step-by-step plan for buying and selling at the same time
Know your numbers. Get an estimate of what your home could sell for and what you'd net after costs. My valuation and sale strategy page is a good place to start.
Talk to a lender before you tour. Ask what you qualify for with and without your current mortgage, and compare a bridge loan, HELOC or All In One Loan, a cash-offer program, and, if you have a portfolio, an SBLOC with your financial advisor. Open any HELOC before you list.
Pick your path. Sell first, buy first, contingent, bridge, or rent-back, based on your equity, budget, and the homes you're watching.
Prep your home early. Repairs, staging, and photos take time. Starting before you find your next home keeps you ready to move quickly.
Line up the timing. If you're selling first, negotiate a rent-back or a closing date that matches your purchase. If you're buying first, have your home listing-ready by the time you close.
Write the offer that fits. A non-contingent offer if you're bridging or have already sold, or a Form 22B contingent offer if you're not.
Coordinate both closings. One broker managing both sides keeps the dates, inspections, and moving day in sync, which takes most of the stress out of it.
FAQ
Can you buy a house before selling yours in Washington?
Yes. You can buy first if you qualify with both payments, use a bridge loan, HELOC, or securities-based line of credit for the down payment, use a cash-offer program like Guild's BuyNow Advantage, or make an offer contingent on your sale using NWMLS Form 22B.
What is a contingent offer in Washington?
It's an offer that depends on your current home selling, written with NWMLS Form 22B. The seller can usually keep marketing their home, and if they get another offer, you'll have to waive the contingency or step aside by the deadline in your agreement.
How long can a seller rent back after closing in Washington?
A written rent-back of up to three months after closing is exempt from the Residential Landlord-Tenant Act, as long as the seller was represented by a licensed broker or attorney and the home wasn't a distressed property.
Is it better to buy or sell first?
If you need your equity for the next down payment, selling first (often with a rent-back) is usually the safer path. If you can carry both homes or use a bridge loan, buying first lets you make a stronger offer and move once.
Are sellers accepting contingent offers on the Eastside right now?
More are than a year ago. In October 2026, homes for sale were up 30.4% in Kirkland and 40.9% in Bellevue from a year earlier, while pending sales fell, so many sellers have fewer offers to choose from. It still depends on the home and how long it's been on the market.
Can I use my stock portfolio to buy a house before I sell?
Yes, with a securities-based line of credit. You borrow against your investments instead of selling them, which can avoid capital gains. The trade-off is that a market drop can trigger a maintenance call, so it's best as a short bridge with a clear payoff.
What is a cash-offer mortgage program?
It's a lender program, like Guild Mortgage's BuyNow Advantage, that lets a pre-approved buyer make an offer without financing or appraisal contingencies. The lender guarantees to buy the home with cash if the loan isn't ready by closing.
Let's map out your move
Buying and selling at the same time is a lot of moving parts, and that's exactly where a plan makes the difference. In 2025, the homes I sold went under contract in under 12 days on average. If you're thinking about your next move, I'd love to help you map out the timing. Book a consultation.
Still deciding where your next home should be? Start with my Kirkland, Bellevue, and Woodinville guides.